2016-12-07 - Planning and Zoning Commission - Agenda Packet
Meeting of the Village of Buffalo Grove
Planning and Zoning Commission
Regular Meeting
December 7, 2016 at 7:30 PM
Fifty Raupp Blvd
Buffalo Grove, IL 60089-2100
Phone: 847-459-2500
I. Call to Order
II. Public Hearings/Items For Consideration
1. Consider Approval of an Amendment to Ordinance 2012-46 and a Parking Variation for
1151 W Lake Cook (Trustee Weidenfeld) (Staff Contact: Chris Stilling)
III. Regular Meeting
A. Other Matters for Discussion
B. Approval of Minutes
1. Planning and Zoning Commission - Regular Meeting - Nov 16, 2016 7:30 PM
C. Chairman's Report
D. Committee and Liaison Reports
E. Staff Report/Future Agenda Schedule
F. Public Comments and Questions
IV. Adjournment
The Planning and Zoning Commission will make every effort to accommodate all items on the
agenda by 10:30 p.m. The Board, does, however, reserve the right to defer consideration of
matters to another meeting should the discussion run past 10:30 p.m.
The Village of Buffalo Grove, in compliance with the Americans with Disabilities Act, requests that
persons with disabilities, who require certain accommodations to allow them to observe and/or
participate in this meeting or have questions about the accessibi lity of the meeting or facilities,
contact the ADA Coordinator at 459-2525 to allow the Village to make reasonable
accommodations for those persons.
Updated: 12/2/2016 2:39 PM Page 1
Action Item : Consider Approval of an Amendment to Ordinance
2012-46 and a Parking Variation for 1151 W Lake Cook
Recommendation of Action
Staff recommends approval, subject to the condition in the staff report.
Burdeen's Jewelry is proposing an addition to their existing one-story building that is currently 6,105
square feet. The addition will be located on the northwest corner of the property and provide over 3,015
square feet of space over two floors. The first floor of the addition will be approximately 1,589 square feet
of space and include a showroom, two offices, and a stairwell. The new second floor will be approximately
1,000 square feet (excluding stairs). Additional information can be found in the attached staff report.
ATTACHMENTS:
Staff Report (DOCX)
Petitioner Information (PDF)
Proposed Plans (PDF)
Survey (PDF)
Trustee Liaison Staff Contact
Weidenfeld Chris Stilling, Community Development
Wednesday, December 7,
2016
2.1
Packet Pg. 2
VILLAGE OF BUFFALO GROVE
PLANNING & ZONING COMMISSION
STAFF REPORT
1
MEETING DATE: December 7, 2016
SUBJECT PROPERTY LOCATION: 1151 West Lake Cook Road
PETITIONER: David Mangurten, KMA & Associates on behalf of Burdeen’s
Jewelry
PREPARED BY: Nicole Woods, Village Planner
REQUEST: Petition to the Village of Buffalo Grove for an amendment to
Village Ordinance 2012-46 requesting approval of an addition to
Burdeen’s Jewelry. The amendment also requires a variation to
Section 17.36 of the Zoning Ordinance reducing the required
number of parking spaces.
EXSITING LAND USE AND ZONING: The property is improved with the existing Burdeen’s Jewelry
and is currently zoned B3 - Planned Business Center.
COMPREHENSIVE PLAN: The approved Village Comprehensive Plan calls for an Office use
on this this property.
PROJECT OVERVIEW
Burdeen’s Jewelry is proposing an addition to their existing one-story building that is currently 6,105
square feet. The addition will be located on the northwest corner of the property and provide over
3,015 square feet of space over two floors. The first floor of the addition will be approximately 1,589
square feet of space and include a showroom, two offices, and a stairwell. The new second floor will be
approximately 1,000 square feet (excluding stairs).
PLANNING, ZONING, AND ENGINEERING ANALYSIS
Zoning History
On September 12, 2010, the Village Board approved Ordinance 2012-46 granting an amendment of the
Planned Development to construct a 6,105 square foot building on the subject property along with
certain variations to the Sign Code. At the time of the approval, the new project meet all other bulk and
height requirement established in the Zoning Ordinance.
Site Design and Layout
As noted, the proposed addition would be located on the west side of the existing building in the same
footprint as the existing patio. As the project was originally approved as a planned development, the
established setbacks are being maintained per Ordinance 2012-46. Other than the variation request, the
proposed building addition meets all required setbacks for the B3 District.
2.1.a
Packet Pg. 3
At
t
a
c
h
m
e
n
t
:
S
t
a
f
f
R
e
p
o
r
t
(
1
7
6
8
:
C
o
n
s
i
d
e
r
A
p
p
r
o
v
a
l
o
f
a
n
A
m
e
n
d
m
e
n
t
t
o
O
r
d
i
n
a
n
c
e
2
0
1
2
-
4
6
a
n
d
a
P
a
r
k
i
n
g
V
a
r
i
a
t
i
o
n
f
o
r
1
1
5
1
W
L
a
k
e
C
o
o
k
)
Building Design
The proposed addition continues the
architectural features and aesthetics of
the existing facility. Staff finds that the
addition fits within the design context of
the building and site itself. The materials
being used are consistent with the existing
building.
No additional building signage is being
proposed as part of the addition.
Parking
The Zoning Code requires a retail building to
offer 1.0 off-street parking spaces per 250
square feet of gross floor area. With the addition, Burdeen’s will have a total of 9,120 square feet of
floor area, requiring a minimum of 37 parking spaces. As Burdeen’s currently offers 24 parking spaces
they are seeking a variation from the code’s parking requirement.
Staff supports the parking variation for various reasons. First, Buffalo Grove’s retail parking space
requirements are relatively high for jewelry stores as this type of use typically does not have a high
parking demand. Furthermore, the Institute of Transportation Engineers (ITE) Trip Generation Manual
recommends that retail outparcels such as jewelry stores should provide enough on-site parking spaces
to serve its own specific parking demands. Based on Burdeen’s parking counts over a 4 month period,
less than 13 parking spaces are utilized during the store’s busiest hours (survey attached). Based on
discussions with Burdeen’s, the only times where they may need additional parking is for special events.
To accommodate these special events, Burdeen’s has a letter agreement with Butera Center
Management, Inc. stating that that Burdeen’s customers can use portions of the Chase Plaza parking lot
to the north. It should be noted that Burdeen’s utilizes a valet parking service for their special events.
Lastly, additional parking for the bank use to the west is available; however, because Burdeen’s does not
have a formal agreement with the bank, those spaces cannot be included in the determining the
required amount of parking for the project. Given these factors, staff supports the proposed parking
variation.
Stormwater Management
Due to the small size of the addition and the minimal increase in impervious area, the project does not
require additional stormwater detention. The Village Engineer has reviewed and conceptually approved
the petitioner’s preliminary plans.
STANDARDS FOR VARIATION
The Petitioner has requested a variation to Section 17.36 of the Zoning Ordinance reducing the required
number of parking spaces. Staff concurs with the following petitioner’s response to standards for
variations.
2.1.a
Packet Pg. 4
At
t
a
c
h
m
e
n
t
:
S
t
a
f
f
R
e
p
o
r
t
(
1
7
6
8
:
C
o
n
s
i
d
e
r
A
p
p
r
o
v
a
l
o
f
a
n
A
m
e
n
d
m
e
n
t
t
o
O
r
d
i
n
a
n
c
e
2
0
1
2
-
4
6
a
n
d
a
P
a
r
k
i
n
g
V
a
r
i
a
t
i
o
n
f
o
r
1
1
5
1
W
L
a
k
e
C
o
o
k
)
1. The property in question cannot yield a reasonable return if permitted to be used only under the
conditions allowed by the regulations of the zoning district in which it is located except in the case of
residential zoning districts.
Petitioner’s Response: “The zoning requirements for retail store parking at one car per 250 square
feet of gross square feet requires 37 parking spaces on the subject property with the proposed
addition. Using security video, a survey performed by the Owner has determined that the parking
count on a weekly average between 10 and 2 pm from July, 2016 through October, 2016 never
exceeded 13 cars. The growth of business necessitates the building addition”.
2. The plight of the owner is due to unique circumstances.
Petitioner’s Response: “The size of the property could not accommodate the additional 13 required
spaces to comply with the zoning requirements”.
3. The proposed variation will not alter the essential character of the neighborhood.
Petitioner’s Response: “The variation request is for allowing 24 car parking in lieu of 37 car parking.
The additional 13 car parking will be accommodated across the street at the shopping center
north of Lake Cook Road by letter agreement with the owner of the property. Since no additional
parking is being requested on the Burdeen Jewelry store property, the essential character of the
neighborhood will not change”.
PUBLIC COMMENTS
Pursuant to Village Code, the contiguous property owners were notified and a public hearing sign was
posted on the subject property. The posting of the public hearing sign and the mailing of the
notifications were both completed within the required timeframe. As of the date of this Staff Report the
Village has not received any inquires.
STAFF RECOMMENDATION
Staff recommends approval of an amendment to Village Ordinance 2012-46 approving the addition to
Burdeen’s Jewelry along with the parking variation requested, subject to the following condition:
1. The proposed development shall be developed in substantial conformance to the plans
attached as part of the petition. A final landscape plan shall be submitted prior to the
issuance of a building permit.
ACTION REQUESTED
The Planning & Zoning Commission (PZC) shall open the public hearing and take public testimony and
the PZC shall then make a recommendation to the Village Board.
2.1.a
Packet Pg. 5
At
t
a
c
h
m
e
n
t
:
S
t
a
f
f
R
e
p
o
r
t
(
1
7
6
8
:
C
o
n
s
i
d
e
r
A
p
p
r
o
v
a
l
o
f
a
n
A
m
e
n
d
m
e
n
t
t
o
O
r
d
i
n
a
n
c
e
2
0
1
2
-
4
6
a
n
d
a
P
a
r
k
i
n
g
V
a
r
i
a
t
i
o
n
f
o
r
1
1
5
1
W
L
a
k
e
C
o
o
k
)
2.1.b
Packet Pg. 6
At
t
a
c
h
m
e
n
t
:
P
e
t
i
t
i
o
n
e
r
I
n
f
o
r
m
a
t
i
o
n
(
1
7
6
8
:
C
o
n
s
i
d
e
r
A
p
p
r
o
v
a
l
o
f
a
n
A
m
e
n
d
m
e
n
t
t
o
O
r
d
i
n
a
n
c
e
2
0
1
2
-
4
6
a
n
d
a
P
a
r
k
i
n
g
V
a
r
i
a
t
i
o
n
f
o
r
1
1
5
1
W
L
a
k
e
2.1.b
Packet Pg. 7
At
t
a
c
h
m
e
n
t
:
P
e
t
i
t
i
o
n
e
r
I
n
f
o
r
m
a
t
i
o
n
(
1
7
6
8
:
C
o
n
s
i
d
e
r
A
p
p
r
o
v
a
l
o
f
a
n
A
m
e
n
d
m
e
n
t
t
o
O
r
d
i
n
a
n
c
e
2
0
1
2
-
4
6
a
n
d
a
P
a
r
k
i
n
g
V
a
r
i
a
t
i
o
n
f
o
r
1
1
5
1
W
L
a
k
e
2.1.b
Packet Pg. 8
At
t
a
c
h
m
e
n
t
:
P
e
t
i
t
i
o
n
e
r
I
n
f
o
r
m
a
t
i
o
n
(
1
7
6
8
:
C
o
n
s
i
d
e
r
A
p
p
r
o
v
a
l
o
f
a
n
A
m
e
n
d
m
e
n
t
t
o
O
r
d
i
n
a
n
c
e
2
0
1
2
-
4
6
a
n
d
a
P
a
r
k
i
n
g
V
a
r
i
a
t
i
o
n
f
o
r
1
1
5
1
W
L
a
k
e
2.1.c
Packet Pg. 9
At
t
a
c
h
m
e
n
t
:
P
r
o
p
o
s
e
d
P
l
a
n
s
(
1
7
6
8
:
C
o
n
s
i
d
e
r
A
p
p
r
o
v
a
l
o
f
a
n
A
m
e
n
d
m
e
n
t
t
o
O
r
d
i
n
a
n
c
e
2
0
1
2
-
4
6
a
n
d
a
P
a
r
k
i
n
g
V
a
r
i
a
t
i
o
n
f
o
r
1
1
5
1
W
L
a
k
e
C
o
o
k
)
2.1.c
Packet Pg. 10
At
t
a
c
h
m
e
n
t
:
P
r
o
p
o
s
e
d
P
l
a
n
s
(
1
7
6
8
:
C
o
n
s
i
d
e
r
A
p
p
r
o
v
a
l
o
f
a
n
A
m
e
n
d
m
e
n
t
t
o
O
r
d
i
n
a
n
c
e
2
0
1
2
-
4
6
a
n
d
a
P
a
r
k
i
n
g
V
a
r
i
a
t
i
o
n
f
o
r
1
1
5
1
W
L
a
k
e
C
o
o
k
)
2
2.1.c
Packet Pg. 11
At
t
a
c
h
m
e
n
t
:
P
r
o
p
o
s
e
d
P
l
a
n
s
(
1
7
6
8
:
C
o
n
s
i
d
e
r
A
p
p
r
o
v
a
l
o
f
a
n
A
m
e
n
d
m
e
n
t
t
o
O
r
d
i
n
a
n
c
e
2
0
1
2
-
4
6
a
n
d
a
P
a
r
k
i
n
g
V
a
r
i
a
t
i
o
n
f
o
r
1
1
5
1
W
L
a
k
e
C
o
o
k
)
2.1.d
Packet Pg. 12
At
t
a
c
h
m
e
n
t
:
S
u
r
v
e
y
(
1
7
6
8
:
C
o
n
s
i
d
e
r
A
p
p
r
o
v
a
l
o
f
a
n
A
m
e
n
d
m
e
n
t
t
o
O
r
d
i
n
a
n
c
e
2
0
1
2
-
4
6
a
n
d
a
P
a
r
k
i
n
g
V
a
r
i
a
t
i
o
n
f
o
r
1
1
5
1
W
L
a
k
e
C
o
o
k
)
2.1.e
Packet Pg. 13
At
t
a
c
h
m
e
n
t
:
O
r
d
i
n
a
n
c
e
2
0
1
2
-
4
6
(
1
7
6
8
:
C
o
n
s
i
d
e
r
A
p
p
r
o
v
a
l
o
f
a
n
A
m
e
n
d
m
e
n
t
t
o
O
r
d
i
n
a
n
c
e
2
0
1
2
-
4
6
a
n
d
a
P
a
r
k
i
n
g
V
a
r
i
a
t
i
o
n
f
o
r
1
1
5
1
W
L
a
k
e
2.1.e
Packet Pg. 14
At
t
a
c
h
m
e
n
t
:
O
r
d
i
n
a
n
c
e
2
0
1
2
-
4
6
(
1
7
6
8
:
C
o
n
s
i
d
e
r
A
p
p
r
o
v
a
l
o
f
a
n
A
m
e
n
d
m
e
n
t
t
o
O
r
d
i
n
a
n
c
e
2
0
1
2
-
4
6
a
n
d
a
P
a
r
k
i
n
g
V
a
r
i
a
t
i
o
n
f
o
r
1
1
5
1
W
L
a
k
e
2.1.e
Packet Pg. 15
At
t
a
c
h
m
e
n
t
:
O
r
d
i
n
a
n
c
e
2
0
1
2
-
4
6
(
1
7
6
8
:
C
o
n
s
i
d
e
r
A
p
p
r
o
v
a
l
o
f
a
n
A
m
e
n
d
m
e
n
t
t
o
O
r
d
i
n
a
n
c
e
2
0
1
2
-
4
6
a
n
d
a
P
a
r
k
i
n
g
V
a
r
i
a
t
i
o
n
f
o
r
1
1
5
1
W
L
a
k
e
2.1.e
Packet Pg. 16
At
t
a
c
h
m
e
n
t
:
O
r
d
i
n
a
n
c
e
2
0
1
2
-
4
6
(
1
7
6
8
:
C
o
n
s
i
d
e
r
A
p
p
r
o
v
a
l
o
f
a
n
A
m
e
n
d
m
e
n
t
t
o
O
r
d
i
n
a
n
c
e
2
0
1
2
-
4
6
a
n
d
a
P
a
r
k
i
n
g
V
a
r
i
a
t
i
o
n
f
o
r
1
1
5
1
W
L
a
k
e
11/16/2016
MINUTES OF THE REGULAR MEETING OF THE PLANNING AND ZONING COMMISSION OF THE
VILLAGE OF BUFFALO GROVE HELD IN THE COUNCIL CHAMBERS, 50 RAUPP BOULEVARD,
BUFFALO GROVE, ILLINOIS ON WEDNESDAY, NOVEMBER 16, 2016
Call to Order
The meeting was called to order at 7:30 PM by Commissioner Eric Smith
Public Hearings/Items For Consideration
1.Consider a Variation to the Zoning Ordinance for the Property at 831 Shady Grove
(Trustee Weidenfeld) (Staff Contact: Brian Sheehan)
Stephanie Johnson and Mike A. were sworn in.
Mr. Sheehan introduced the case.
Stephanie Johnson said that she wanted to install a front porch but required a variance to
do so.
Commissioner Weinstein asked the petitioner to walk the commission through the plans.
The petitioner reviewed the materials and said that this would dress up the elevation. Ms.
Johnson confirmed that other neighbors did have similar porches.
Commissioner Cesario asked if Staff received any comments from neighbors. Mr.
Sheehan said that none had been received.
Chairman Smith entered the staff report from Mr. Sheehan as Exhibit One.
Public hearing was closed at 7:37 PM
Commissioner Weinstein moved to grant the variation to Village Zoning Ordinance
Section 17.40.020 pertaining to area, height, bulk, and placement regulations for the
purpose of constructing a front porch addition that would encroach into the required 30-
foot front yard setback for the property at 831 Shady Grove Lane. Commissioner Cesario
seconded the motion.
Commissioner Weinstein said this was fairly straightforward and seemed that the porch
was consistent with neighborhood and elevation of home.
3.B.1
Packet Pg. 17
Mi
n
u
t
e
s
A
c
c
e
p
t
a
n
c
e
:
M
i
n
u
t
e
s
o
f
N
o
v
1
6
,
2
0
1
6
7
:
3
0
P
M
(
A
p
p
r
o
v
a
l
o
f
M
i
n
u
t
e
s
)
11/16/2016
RESULT:APPROVED [UNANIMOUS]
AYES:Smith, Cesario, Cohn, Goldspiel, Khan, Lesser, Weinstein
ABSENT:Adam Moodhe, Amy Au
2.Consider Approval of Amendment to the Existing Annexation Agreement Ordinance No.
90-55, as Amended by Ordinance No. 2007-55 Requesting Approval for a Rezoning to
B3 Planned Business Center District with a Special Use for a Planned Unit Development
and Approval of a Plat of Subdivision and Preliminary Plan with Multiple Special Uses
and Variations for the 25 Acre Property at the Northwest and Southwest Corners of
Milwaukee Avenue and Deerfield Parkway (Trustee Berman) (Staff Contact: Chris
Stilling)
The following people were sworn in: John Christoph, Tim Messik (Architect), Phil
Weightman (Project Manager), Jim Arneson (Construction Management), Louis
Schreiber, Tim Astate, and Paul McIlheran (Civil Engineer).
Mr. Arneson came back with changes made to the site plan. He wanted to relocate the
car wash/quick lube/gas station from Lot 2 to the north side of Deerfield Parkway
(adjacent to the grocery store). He said that Lot 2 would remain vacant or could be
additional parking. He described the storage required and the reduction of parking
spaces overall. No changes were made to the grocery store building, but the landscaping
was reconfigured. No material changes were made.
It was noted that with underground storage tanks for gas, the gas stations were regulated
by the state fire marshals. The tanks were required to be double-walled and monitored to
check for leaks. He reviewed the safety requirements and systems planned to be put in
place.
Mr. McIlheran explained that the stormwater would go from the parking lot to a water
quality device and then into the pond. He reviewed how this worked so that any gas, oil,
and sediment would be filtered out. Mr. Arneson said that the unit would have the
capacity to hold 400 gallons of gas/oil.
Mr. Astate said that the southern portion of the development changed slightly. He showed
that the right in/right out stacking lane was expanded per Lake County code. This moved
the building further back. The elevations were updated, and the required stacking lanes
were added to meet code. The elevations were also dressed up on the Deerfield side. On
the bigger building, a front row of parking was added on the Milwaukee side. They
understood that this would be the gateway to Buffalo Grove and tried to upgrade it with
that in mind.
Regarding stormwater management, Mr. Astate said that water went in all directions
currently. The management for stormwater would be improved as it would be collected in
underground systems and run through a system before going to the pond. It would keep
the water from running in all directions and would be controlled. Mr. Stilling said that
Shorewood and Mr. Silverman were in communications on the cross-access.
Mr. Messik said that the Chase elevations were modified based on comments. He felt
that this was a good complement to other buildings.
3.B.1
Packet Pg. 18
Mi
n
u
t
e
s
A
c
c
e
p
t
a
n
c
e
:
M
i
n
u
t
e
s
o
f
N
o
v
1
6
,
2
0
1
6
7
:
3
0
P
M
(
A
p
p
r
o
v
a
l
o
f
M
i
n
u
t
e
s
)
11/16/2016
Commissioner Goldspiel asked Shorewood about a previous mention of a roof garden.
Mr. Astate said that there was not a roof garden proposed. Commissioner Goldspiel
asked about the portion facing Deerfield and asked if there was a single or double lane
drive-thru. Mr. Astate said that this was a single lane per code. Commissioner Goldspiel
said he felt that this was a long drive-thru without an escape lane. He also asked where
the drive-up windows were for the bank. Mr. Messik said that the ATM was removed from
the building and built as a separate structure to the south. Commissioner Goldspiel asked
if the 14-car stacking was needed around Building B if the bank drive-thru was not there.
Mr. Schreiber said that this would be used for a quick-service restaurant with three to
seven cars stacking at peak normally. This was very typical, and there was some
discussion regarding how the drive-thru would work.
Commissioner Goldspiel asked Woodmans if the median at the far west of the property
was a mountable median. Mr. Weightman said that this was a curb that could not be
crossed; this was a right in-right out only. Commissioner Goldspiel said that the gas
station had an automatic shut-off that would turn off at a maximum of 50 gallons but
asked about the storage holding 400 gallons. Mr. Weightman said that this was for
stormwater runoff that included a number of things and would be required to be
maintained periodically. Commissioner Goldspiel asked if there was satisfaction that this
would not go into stormwater; Mr. Weightman confirmed this to be the case.
Commissioner Cesario appreciated the improvements Shorewood made. He was
confused about the drive-thru and bank - and asked about signage. Mr. Schreiber said
that there had been some concern about capturing traffic and queuing. The internal
circulation had been improved, and the drive-thru would have signage and would be
separate from the restaurant parking. Mr. Messik said that there would be directional
signage throughout the site to customer banking versus customer ATM. Commissioner
Cesario asked if the separate ATM structure had been typical. Mr. Messik said that this
had become more popular and had been successful. There was clarification that the
separate structure was for ATM only. Commissioner Cesario asked if there would be a
light for safety connecting the sites; it was confirmed that there would be. Commissioner
Cesario said that there seemed to be a number of safety measures in place and liked that
this was regulated. Mr. Monico said that there had been a number of improvements, and
he was not concerned.
Commissioner Khan asked about the underground chambers and said that this was not
included originally. Mr. McIlheran said that they had committed to providing water quality,
and this was how they were going to achieve this. Commissioner Khan asked if all the
stormwater runoff would pass through these chambers. Mr. McIlheran said that the roofs
would not but all impervious areas would go through this. Commissioner Khan said that
this was sized based on runoff and asked if there was a chance that they could back up.
Mr. McIlheran agreed and said that this was designed to allow for the flow of a half inch
of water; however, a bypass could be included as a backup. There was some discussion
regarding this.
Commissioner Cohn asked about the drive-thru stacking and the average service time.
He asked about a technology displaying wait time. Mr. Schreiber said that the stacking
and service time was typical of another store in Schaumburg and waits were 5 to 10
minutes maximum. Mr. Stilling said that he observed similar situations in neighboring
communities. Commissioner Cohn said that there was flood plain taken away and asked
about where it was being put back. Mr. Weightman said that this was being added
throughout the property.
3.B.1
Packet Pg. 19
Mi
n
u
t
e
s
A
c
c
e
p
t
a
n
c
e
:
M
i
n
u
t
e
s
o
f
N
o
v
1
6
,
2
0
1
6
7
:
3
0
P
M
(
A
p
p
r
o
v
a
l
o
f
M
i
n
u
t
e
s
)
11/16/2016
Commissioner Lesser said that flood plain was being filled on the north lot. Mr.
Weightman said that this was the case in the previous design, and it was being relocated
now to another portion of the property. It was confirmed that this was all above-ground;
there was no underground storage on the north parcel. The number of settling basins
would be dictated by Lake County stormwater management
Commissioner Lesser asked about the south parcel. Mr. Weightman said that Woodmans
would own Lot 2, and this would be grass. Woodmans would maintain this until it was
purchased or developed. Commissioner Lesser asked if the detention could be handled
by the current pond if parking was added. Commissioner Lesser also asked about
Deerfield Pkwy and how berming was going to be incorporated. Mr. Weightman said that
there was no stormwater in that location, so they would be agreeable to discussing this.
Mr. Stilling said that the height of the berm would be maximized based on allowable
Village and County codes.
Commissioner Lesser asked if the developer was convinced that there would only be one
drive-thru. Mr. Schreiber said that this would have to be a condition but he did not
anticipate it. Commissioner Lesser felt that it was a mistake not to have an exit/escape
lane in the drive-thru. He would not vote against the project because of it but wanted him
to note this. He also asked that the connection to the south allow for pass-thru of multiple
cars of once. There was some discussion regarding parking spaces, and it was
determined that there were 72 surplus spaces based on the current plan. Commissioner
Lesser wanted to ensure that there was flexibility based on need. Commissioner Lesser
asked if stormwater detention was handled on property; it was determined that it was.
Commissioner Moodhe said that an exit lane could be added on the West side. There
was extensive discussion regarding the single lane drive-thru and the configuration of the
site. Commissioner Moodhe also asked about the stormwater discharge being more
controlled; it was confirmed this was the case based on the current layout. Commissioner
Moodhe asked Mr. Monico if compensatory storage had to be in place. Mr. Monico said
that it had to be in the same watershed. Commissioner Moodhe asked if all Woodmans
drainage would be going toward pond; it was confirmed that it would. Mr. McIlheran
reviewed the proposed locations of a few storage sites. Commissioner Moodhe asked
what would happen during long dry spells. Mr. McIlheran said some water remained in
the storage site for weeks before beginning to evaporate. Commissioner Moodhe asked
about mosquitoes in sitting water; however, Mr. McIlheran said that the storage bins
would have closed lids. Commissioner Moodhe asked about the south parcel and where
the compensatory storage would go if it became impervious surface. Mr. Weightman said
that the current storage was enough. Commissioner Moodhe asked about the short and
long term landscaping plan. Mr. Weightman said that there would not be a lot of
additional plants added in there without knowing future plans. Commissioner Moodhe
asked about the timeframe of future plans, but Mr. Weightman did not know.
Commissioner Khan asked about the waiting time for the drive-thru and said that there
might be a way to say how many cars were in line already. Commissioner Khan asked
about the berm and said that he liked a berm on Weiland and Armstrong in Wheeling. He
requested that the developers take a look at that.
Chairman Smith asked about the signage thoughts from Staff. Mr. Stilling said that this
was part of the original public hearing. The signage was consistent with the original plan.
3.B.1
Packet Pg. 20
Mi
n
u
t
e
s
A
c
c
e
p
t
a
n
c
e
:
M
i
n
u
t
e
s
o
f
N
o
v
1
6
,
2
0
1
6
7
:
3
0
P
M
(
A
p
p
r
o
v
a
l
o
f
M
i
n
u
t
e
s
)
11/16/2016
Building B was requesting north and south signage changes because of the orientation of
the building. The signage from Shorewood was also meeting the intent of the ordinance.
Chairman Smith asked where they were in the leasing process. Mr. Schreiber said that all
three buildings would come out at the same time, but this was all based on IDOT
approval. Chairman Smith asked if Shorewood had any problems with Stipulation 7; they
did not.
Chairman Smith entered Mr. Stilling's report as Exhibit One.
Pat Gehske asked about the grassy area on the south side of Deerfield and if this would
be stripped and replanted. She also asked if the compensatory storage was drainage
ditches on the Woodman's side - or if it was a retaining wall. She also asked about the
fence between the south development and the residential. She wanted to know where the
fence would stop.
Gerry Ortiz said that she lives on Dogwood and when she looked to the north, she
wanted to know what she would be looking at. She wanted to know if there was going to
be a berm back that far. She said that she liked open area, and there used to be a large
bird's nest in the area. Regarding the condition of the watershed and stormwater
management, she was concerned. She also had hoped this did not contribute to any
flooding problems. Mr. Stilling said that Dogwood was further west of the pond, and this
was not being touched.
Boris Labov had a petition from residents about gas storage. He appreciated the fix
proposed but did not feel it was good enough. He felt that the problem existed since there
was still gas near the water.
A neighbor who identified themselves as Lee had a concern about the property being
higher and wanted to know if curbs would go in. He wanted to know if this would be
angled for drainage or if this would be addressed when it was developed.
Mr. Schreiber said that, regarding the fence on the southern property line, this would
extend from the furthest west point to the parking on the east. Mr. Stilling said that they
anticipated the fence aligning with the current fence. Regarding drainage, Mr. Astate said
that all drainage on the southern portion would not run off to the south but would be
directed to a catch basin probably in the center of the parking lot.
Mr. Stilling said that the vacant lot would be seeded and grass would be there until it was
developed. Mr. Weightman added that the compensatory storage would be grassy areas.
Mr. Stilling noted that the petitioner did have expert witnesses about safety.
Mr. Raysa had no additional comment.
There being no further comments or questions from anyone else present, Chairman
Smith closed the public hearing at 9:21PM.
3.B.1
Packet Pg. 21
Mi
n
u
t
e
s
A
c
c
e
p
t
a
n
c
e
:
M
i
n
u
t
e
s
o
f
N
o
v
1
6
,
2
0
1
6
7
:
3
0
P
M
(
A
p
p
r
o
v
a
l
o
f
M
i
n
u
t
e
s
)
11/16/2016
Commissioner Weinstein moved for positive recommendation to the Village Board to
approve the amendment to the existing Annexation Agreement Ordinance 90-55 as
amended by 2007-55 requesting approval for rezoning to B-3 Planned Business Center
District with a special use for a Planned Unit Development and approval of a Plat of
Subdivision and Preliminary Plan with multiple special uses and variations as set forth in
the materials for the approximate 25-acre property at the Northwest and Southwest
corners of Milwaukee Avenue and Deerfield Parkway subject to the eight conditions set
forth on Page 22 of the materials. Commissioner Lesser seconded.
Commissioner Goldspiel supported the approval and said that there had been a
substantial improvement in the plan. He liked the details.
Commissioner Cesario supported this proposal as this was a good entryway into the
Village. There had been good and constructive discussions regarding safety and
numerous other concerns.
Chairman Smith commended staff and the developer for listening and taking all
comments into account.
RESULT:RECOMMENDATION TO APPROVE [UNANIMOUS]
Next: 12/5/2016 7:30 PM
AYES:Smith, Moodhe, Cesario, Cohn, Goldspiel, Khan, Lesser, Weinstein
ABSENT:Amy Au
Regular Meeting
Other Matters for Discussion
1.Preliminary Plan Approval for an 12 Unit Townhome Development – Workshop
#3 (Trustee Weidenfeld) (Staff Contact: Chris Stilling)
Mr. Stilling introduced the case and updated the commission on the changes. He
wanted the commission's response to the changes.
Commissioner Goldspiel said that there did not seem to be enough parking for
visitors. Mr. Stilling noted that the developers were meeting the minimum
requirements. There were two spaces in the garage, and two cars were allowed
on the driveways. There was some discussion regarding on-street parking.
Commissioner Goldspiel thought that there might be an opportunity to add
additional parking on the hammerhead turnaround. He felt that parking in the
garage should not be counted. Mr. Stilling said that the Village code did not
reference guest parking, but the standard in townhome projects was .25 guest
spaces per unit. He also said that it was generally preferred to see that as
greenspace.
Commissioner Cesario said that there had been some comparisons to Northwest
Highway, and he appreciated the likeness to these. He agreed that parking could
be an issue but felt that a clearly articulated plan for overflow parking was
needed. He requested that the parking vision be included in the final proposal.
3.B.1
Packet Pg. 22
Mi
n
u
t
e
s
A
c
c
e
p
t
a
n
c
e
:
M
i
n
u
t
e
s
o
f
N
o
v
1
6
,
2
0
1
6
7
:
3
0
P
M
(
A
p
p
r
o
v
a
l
o
f
M
i
n
u
t
e
s
)
11/16/2016
Commissioner Lesser asked for the materials in the elevations. The petitioner
said that there was full masonry on the front with Hardie board maintenance-free
siding. The backs would also have half masonry. Mr. Stilling noted that on the
west side, the train station parking lot was open to the public during off hours.
Commissioner Lesser asked if this had any school impact. Mr. Stilling said that it
was District 103, and the petitioner was required to follow the ordinance as
needed.
Commissioner Khan asked who had the legal ownership of the detention pond.
The petitioner believed that the Association had ownership at this time; the
petitioner had been trying to work with the Association on this. Commissioner
Khan asked if the pond was designed to provide detention for both properties,
and it was confirmed that it did. Commissioner Khan asked if there were any
maintenance responsibilities; the petitioner said that this would be handled
through the Association.
Commissioner Goldspiel suggested a path from the train station if it would be
used for overflow parking when needed. Mr. Stilling said that there would be
sidewalks but would look at a small pedestrian path.
Commissioner Weinstein asked about 32 versus 38 feet on the elevation. The
petitioner said that there was a typo in the letter and the elevation was to be 38
feet. Commissioner Weinstein had a concern about the end unit being close to
the corner of the street. Mr. Stilling said that it was five feet and he did
understand the concern. He could work with the petitioner on this.
Commissioner Moodhe said that the hammerhead looked tight for vehicles. Mr.
Stilling said that it could accommodate a fire vehicle and ambulance; it could also
accommodate the Village garbage and plow trucks. He also noted the fire
department did not have a concern about how to handle this. Commissioner
Moodhe said he was concerned about the non-professional drivers in this area.
There was some discussion regarding this.
Chairman Smith said that there were two issues to hammer out and then this
would be ready for the public hearing.
Approval of Minutes
1.Planning and Zoning Commission - Regular Meeting - Oct 19, 2016 7:30 PM
Commissioner Cesario moved to approve the meeting minutes from October 19,
2016. Commissioner Cohn seconded the motion.
Commissioner Cesario said that on Packet page 1 of 7, the sixth line noted that
Commissioner Cesario said that the there should not be a fence. He clarified that
the comment that night was indeterminate based on safety if a fence would be
needed as a barrier.
3.B.1
Packet Pg. 23
Mi
n
u
t
e
s
A
c
c
e
p
t
a
n
c
e
:
M
i
n
u
t
e
s
o
f
N
o
v
1
6
,
2
0
1
6
7
:
3
0
P
M
(
A
p
p
r
o
v
a
l
o
f
M
i
n
u
t
e
s
)
11/16/2016
RESULT:ACCEPTED [6 TO 0]
AYES:Smith, Moodhe, Cesario, Cohn, Goldspiel, Lesser
ABSTAIN:Zill Khan, Mitchell Weinstein
ABSENT:Amy Au
2.Planning and Zoning Commission - Regular Meeting - Nov 2, 2016 7:30 PM
Commissioner Lesser moved to approve the meeting minutes from November 2,
2016. Commissioner Khan seconded the motion.
RESULT:ACCEPTED [UNANIMOUS]
AYES:Smith, Moodhe, Cesario, Cohn, Goldspiel, Khan, Lesser, Weinstein
ABSENT:Amy Au
Chairman's Report
None.
Committee and Liaison Reports
Commissioner Weinstein said with no action items on the agenda, he did not attend the meeting.
Staff Report/Future Agenda Schedule
Mr. Stilling said that there would be at least one meeting in December. The Lake-Cook Road
strategy and study was ongoing. There was also a big campaign coming up.
Public Comments and Questions
None.
Adjournment
The meeting was adjourned at 9:29 PM
Chris Stilling Director of Community Development
APPROVED BY ME THIS 16th DAY OF November , 2016
3.B.1
Packet Pg. 24
Mi
n
u
t
e
s
A
c
c
e
p
t
a
n
c
e
:
M
i
n
u
t
e
s
o
f
N
o
v
1
6
,
2
0
1
6
7
:
3
0
P
M
(
A
p
p
r
o
v
a
l
o
f
M
i
n
u
t
e
s
)